Casa Indipendente
In zona tranquilla a breve distanza dal centro di Castel San Giorgio proponiamo la vendita di un fabbricato su 3 livelli composto al piano terra ing. soggiorno, cucina e bagno, oltre un deposito; al piano primo da ingresso, disimpegno, due camere e bagno con terrazzino di 10 mq. pertinenza esclusiva, oltre sovrastante…
What it really costs
- On the market for a long time
See what needs doing and what each job costs
Listed at €49,000 for 80 sqm (€612/sqm), but it is explicitly described as da ristrutturare, so I estimate about €700/sqm renovation, bringing effective cost to roughly €1,312/sqm versus a low-stock baseline of €420/sqm. The garage and 10 sqm terrace help a bit, but at 230 days on market this is a stale listing and the market is not accepting the ask.
More on the house and the area
This is a real house rather than a shell: tiled floors, stairs, windows and two bathrooms are in place, so it looks basically usable but clearly tired and ready for renovation. The best wow comes from the upper terrace with a pleasant hillside/borgo outlook and the leafy little outdoor area by the lane. Inside, though, it is plain and dated rather than beautiful, so the dream factor is moderate rather than strong.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €28,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Needs clear renovation/refresh throughout, especially kitchen reinstatement
- Some signs of damp/staining and tired finishes
- Exterior/garage area looks rough and not especially romantic
- No proven historic interior character in the photos
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 49/100The cluster lies in the Sarno valley, with the Monti Lattari close to the south and west and the first Picentini slopes inland to the east. The Sarno river plain and its dense cultivated and built-up belt are the immediate landscape. The nearest larger town is Nocera Inferiore, which has a full service centre and rail links; Salerno is the nearest city of size. The Monti Lattari Regional Park begins nearby on the ridge side above the valley. Pompeii is within the wider plain but outside the immediate 15 km landscape. The area is known for intensive agriculture in the Agro Nocerino-Sarnese and for being a corridor between Naples, the Vesuvian plain and Salerno.